I was looking for a studio in Sunny Beach remotely. Vikki sent several options and gave me a clear breakdown of the pros and cons of each. Once I chose Harmony — she went on-site and filmed a video walkthrough. The deal closed in 4 weeks — I paid the deposit and received the keys a month later.
Sunny Beach · Bulgaria · 2026
Living here 4 years · handling deals personally · calculating real yields
Apartments by the sea in Bulgaria —
from €48,000
From 193 properties I shortlist 3–5 for your criteria · 100+ deals · 20 done remotely
I'll shortlist 3–5 apartments matching your criteria within one hour during business hours. Yield calculation and title due diligence — before your deposit.
The assistant asks a couple of questions · I build your shortlist within one hour during business hours · then I step in personally
4+ years on the coast
5 languages RU · UK · EN · BG · PL
4.9 ★ Google · 15 reviews Bulstat 207412033 · Rialtor Estate EOOD
Most disappointments aren't in the apartment — they're in the expectations
Honest about yield
❌ They promise:
10%
per year
"pays for itself in 10 years"
"rented 52 weeks a year"
✔️ Real yield:
4–6%
net per year
(after expenses, taxes, management company and vacancy)
"I run the numbers upfront — so you understand what you're buying before you commit, not after."
Why investors choose Bulgaria
And not Turkey · Georgia · UAE?
- EU property from €48,000
- Schengen and Eurozone entry: prices already up 8–12%
- Real capital growth: +15–35% over 2 years
- Purchase without a residency permit or visa restrictions
- Full deal support in your language
Right now is the best entry window — after 2026, growth will slow.
The market
Sunny Beach is a rental machine — not just "a resort by the sea"
- 5 kmof sandy beach
- 50,000tourists in peak season
- 27 kmto Burgas Airport
Sunny Beach isn’t simply “by the sea.” It’s the longest beach strip in Bulgaria — packed with tourists all summer and a quiet base of rental apartments through winter.
Demand doesn’t dry up — which is why net yield lands at 4–6% after all costs. That’s not a developer’s promise; it’s what the market actually delivers.
But a “rental machine” doesn’t mean every apartment performs:
- 15% of complexes — poor management
- 20% — noisy zones, weak rental demand
- 65% — generate stable income → those are the ones I work with
In other countries, property prices jumped significantly after the euro transition. Bulgaria is going through exactly that phase now. The market is still rising — in 1–2 years, entry will be at different prices.
After 4 years selling and managing apartments on the Southern coast, I know these complexes inside-out — which ones perform consistently, which don’t. I match you to the right property, not the available one.
Don't want to scroll through 193 options?
Tell me your budget and goal — I'll send 3–5 matching apartments to your messenger within one hour during business hours.
Pick for me →The assistant asks 3 questions. Then I take over personally.
Reviews
Stories from our clients
Buying an apartment by the sea is straightforward — when you have the right agent
I was relocating to Nessebar from Ukraine (Odessa) — I needed a one-bedroom for living. Vikki gave me an honest assessment of my requirements and sent me liquid options within my budget. We bought — two years on, no surprises.
I wanted an investment — not to live in, but to rent out. Vikki immediately broke down the difference: 10% promises vs real 4–6% net. I bought a studio in Sveti Vlas, Fort Noks Resort — the largest complex on the coast, Vikki lives there herself and handles many deals there. Net return came to 5.5% per year.
Who I am
VIKKI DRONOVA — I find sea-side property for living, holidays and income
Four years ago I moved to Bulgaria with 2 suitcases and 2 chihuahuas — no plan, full of questions: where to live, where to buy, who to trust. I bought my first apartment on an instalment plan, with no large capital to start. I walked this path myself — I know every fear and every trap.
4 years selling and managing apartments on the Southern coast. Today I’m also an investor in developer projects — I know these complexes from the inside, from construction stage, not from brochures.
“My job is to find the apartment that does exactly what you need: comfortable to live in, easy to enjoy on holiday, and working as a rental.”
I work with three goals:
- Relocation to the sea
- Investment with income
- Holiday home with rental potential
100+ deals handled personally
20 bought remotely
I understand Ukrainian, Russian-speaking, Polish buyers — I’m one of them. I know every risk: banking transfers, the 90/180-day rule, the fear of being deceived.
→ That's why I guide the deal so you understand every single step.
4 years on the coast 100+ deals 20 remote deals 5 languages
Get a shortlist matched to your goal →
I respond personally. During Bulgarian business hours — immediately; outside — within 12 hours.
Expertise
5 complexes where I close deals most often
No "partner programs," no developer advertising. These are complexes where I actually close deals — I know their management companies, common issues, and market prices.
Segment: upper-mid
Harmony Suites Grand Resort
From €50–150k · video walkthrough on request
Best choice for summer rentals — beach at 200m
For whom: year-round living + liquid rental
"Gated grounds, security, SPA, pools operating the full season. The only complex in town where the management company hasn't changed every two years. Consistently strong rental occupancy."
Segment: mid / upper-mid
Cascadas Family Resort
From €50–150k · video walkthrough on request
Quiet zone, year-round living — UNESCO heritage nearby
For whom: investment + family holidays
"The largest cluster on the resort — a city within a city. Dozens of pools, SPA, restaurants, its own landscaped grounds. High rental occupancy through the full summer season."
Segment: budget
Fort Noks Orhideya
From €50–150k · video walkthrough on request
Premium segment with views over Sveti Vlas marina
For whom: first purchase, low-cost market entry
"Straightforward architecture, but a gated site with pools and basic amenities. The best format for getting into the Sunny Beach market without risking large capital."
Segment: mid
Royal Sun
From €50–150k · video walkthrough on request
2024 new build with up to 7-year developer instalment plan
For whom: holidays + investment, well-balanced option
"Central location, strong restaurant zone, consistent rental demand for 10 years. Liquid for resale — there's always a buyer."
Segment: upper-mid
Emilia Romana
From €50–150k · video walkthrough on request
Budget investment entry — from €50k, payback 10–12 years
For whom: living + discerning buyers
"New construction, modern layouts as in Western Europe. I live in this complex myself — I can vouch for it from experience."
Geography
3 zones of Sunny Beach — what's where and at what price
| Zone | To sea | Studio | 1 bedroom | 2 bedrooms | Character |
|---|---|---|---|---|---|
| Golden Mile | 0–300 m | €49,000+ | €65,000+ | €90,000+ | Premium, front row, maximum tourist traffic |
| Centre | 500–800 m | €38,000+ | €54,000+ | €68,000+ | Balance: close to beach and amenities |
| West (Chayka) | 1–1.5 km | €29,500+ | €48,500+ | €55,000+ | Quieter, active in winter, permanent residents |
Vikki's advice: for passive income — Golden Mile or the centre. For winter living — Chayka. For everything in one place — Fort Noks or Harmony.
Still deciding between locations? Here's the short version:
| Sunny Beach | Nessebar | Sveti Vlas | Burgas | |
|---|---|---|---|---|
| From | €48k | €55k | €65k | €45k |
| Purpose | Rental + holidays | Quiet + by the sea | Premium + marina | EU city living |
| Net yield | 4–6% | 4–5% | 4–6% | 3–4% |
| Year-round | Partial | Yes | Limited | Yes |
I work across all 4 locations. Not sure what fits — write to me and we'll work through your case.
Real results
4 real deals: what they bought, what they invested, what they got
Choose your scenario:
Case 1
Purchase for rental income
Family from Kyiv, 2024–2026
Result:
- • Annual rental €6,000 (via EGOIST, 20% my commission)
- • Net yield 5.8%
Why it works: A 68 m² one-bedroom is a universal format. In winter: long-stay tenants (hotel workers, remote workers). In summer: tourists. No vacancy year-round.
Case 2
Living + rental
Couple from Poland (Ukrainian nationals), 2024–2026
Result:
- • Live there 8 months themselves · rent for 4 months in summer = €3,600
- • Annual running costs: €2,600
- • The apartment covers its own costs + an asset in euros inside the EU
Why it works: Remote work gives them flexibility — they leave for summer and rent it out. Ravda is quieter than Sunny Beach but achieves nearly the same rents at a lower purchase price.
Case 3
Relocation with a child
Family from Odessa, 2024–2026
Outcome:
- • Moved in 2 months after the deal closed
- • Child enrolled in a local school
- • Living year-round — no sense of “temporary”
"Sometimes a studio looks cheaper. But it costs more to actually live in one."
Case 4
Off-plan resale
Business owner from Germany, 2024–2026
Result:
- • Entry at €96,000 → resale after 2 years with significant upside
- Notarial documents available on request
Why it worked: Schengen 2025 + Eurozone 2026 heated the market. Sveti Vlas is one of the most dynamic locations. Off-plan + developer instalments = minimum capital outlay, maximum capital growth.
Client names and details are anonymised. Figures are real — from my 100+ deals in 2024–2025.
Video walkthroughs
I film and narrate — in your language
Real footage from the properties, no renders. Switch the language in the header and the video will speak yours.
- Personal walkthroughs from me — I go on-site and film from every angle
- Narration in 5 languages — RU / UK / EN / BG / PL · switch in the header
- Property-specific walkthroughs for your shortlisted options — sent via the assistant on request
Personal walkthrough by Vikki
Process
How to buy an apartment without travelling to Bulgaria
20 of my 100+ deals closed remotely. The process is straightforward — refundable deposit within the first 14 days.
- 01
Request via the assistant
5 minutesThe assistant asks 3 questions: budget, goal, timeline. I receive a ready brief. I send 3–5 options within one hour during business hours.
- 02
Video walkthrough + lawyer
1 weekI visit the properties and record personal videos. Live tour via WhatsApp or Zoom. A lawyer based in Nessebar reviews the title documents.
- 03
Reservation
⚡ Refundable deposit — 14 daysDeposit of €1,000–3,000 held in escrow — fully refundable if the lawyer finds an issue.
- 04
Power of attorney + transfer
2–3 weeksYou sign a notarised power of attorney (apostilled). Payment goes directly to the seller via the notary — not through my account.
- 05
Notarial deed + keys
1 weekThe lawyer signs on your behalf. Registration in the Property Register. I accept the keys and film a video handover.
4–6 weeks. You never need to fly to Bulgaria unless you want to.
Full picture
Full picture: what you'll spend and what to think about in advance
Before I talk about your dream apartment by the sea, let me show you three things most agents hide.
First-year costs — example apartment at €60,000
| Item | Amount |
|---|---|
| Apartment price | |
| Property transfer tax (2–3%) | |
| Notary + registration | |
| Lawyer (title due diligence) | |
| First maintenance fee | |
| Initial utilities | |
| TOTAL: first year |
Annual ongoing costs: maintenance fee €600–1,200 · property tax ~€90 · utilities €400–800
What I check before you pay your deposit
Act 16 (occupancy permit) — without it the apartment cannot be occupied or rented
Property status — apartment, not “atelier” (different legal regime)
Real distance to the sea — video from front door to beach
Maintenance fee — current figure + 3-year projection
Outstanding debts on the property — certificate from the management company at deal date
Title + encumbrances — lawyer search in the Property Register
What to know upfront about Sunny Beach
Noisy in the centre in summer
The club zone (Cacao, Den, Stadium) — audible until 3–4 am. Solution: I look at properties 300m+ from the clubs.
Parts of the resort empty in winter
October–April, 60% is closed. In Chayka and around Janet, amenities operate year-round.
Maintenance fees in premium complexes
€10–15/m²/year. For a 60 m² apartment — €600–900 per year. Justified by pools and service level.
Not every "front row" is what it sounds like
Some "front row" properties are across a busy road. I always show a video of the route from front door to beach.
Before the deposit I send you a full cost breakdown for your specific property. No surprises at the notary.
Yield
Real yield — not "10% passive income," but what the market delivers
My calculation — a studio in Sunny Beach.
Yield calculation — studio
| Rental income (studio) | |
| — Vikki's management fee | |
| — Complex maintenance fee | |
| — Property tax | |
| — Utilities (electricity, water, internet) | |
| — Ongoing apartment and furniture maintenance | |
| — Vacancy: 4–5 months in winter | |
| Net ~5% per year |
If you want an official short-term rental via Booking — I'll calculate that separately (minus 10% tax + Booking commission).
Payment route
How will you pay for the apartment?
Every buyer has their own route. It depends on where your accounts are, what passport you hold, and whether it’s a new build or resale.
I’ll map out your individual payment route: step by step, how your money reaches the seller — no surprises on the day of the deal.
Common questions
What buyers ask before purchasing in Sunny Beach
Can I buy a property in Sunny Beach as a foreigner?
Yes. EU citizens face no restrictions. Non-EU buyers (Ukraine, Belarus and others) can purchase apartments in their own name without a residency permit. You need a passport and a BULSTAT registration number.
How much does an apartment in Sunny Beach cost in 2026?
Studios from €48,000 in the western zone. One-bedroom apartments from €65,000 in the centre. Two-bedrooms from €72,000. The premium Golden Mile zone starts from €90,000 for a one-bedroom.
Can I buy an apartment in Bulgaria without travelling there?
Yes. 20 of Vikki’s 100+ deals have been closed remotely via notarised power of attorney. You don’t need to fly to Bulgaria at any stage — including when you receive the keys.
How long does the purchase process take?
4–6 weeks from first enquiry to keys. The timeline is the same for remote purchases.
What are the buying costs in Bulgaria?
2–3% municipal transfer tax + 1–1.5% notary and registration fees. Total approximately 3.5–4% of the purchase price. Annual property tax is 0.15–0.25% of the cadastral value.
What is Act 16?
Act 16 is Bulgaria’s occupancy permit — the document confirming a building is authorised for use. Without it, an apartment cannot legally be occupied or rented out. Vikki verifies Act 16 on every property before you pay a deposit.
What is the realistic rental yield in Sunny Beach?
4–6% net after all costs — management, utilities, taxes and maintenance fee. Gross yield is 6–9%. Promises of 10% are marketing, not market reality.
Get your shortlist
Get an apartment shortlist matched to your goal
3 questions via the assistant — I get a ready brief. Your shortlist arrives in your messenger within 12 hours. No calls unless you ask for one.
The assistant asks 3 questions in the bot and sends a tailored shortlist within an hour during working hours.
The assistant asks 3 clarifying questions and sends 3–5 options. Vikki steps in when you're ready to view. No calls without your consent. Your data is not shared.
